Outline Planning Application for land at Gors Farm, …...3 Land at Gors Farm, Gors Road Towyn...

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Land at Gors Farm, Gors Road Towyn Design and Access Statement

Outline Planning Application for land at Gors Farm, Gors Road, Towyn

Design & Access Statement

April 2017

Stone Planning Services

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Contents:

1. Introduction - p3

2. Site & Context Analysis - p7

3. Design Proposals & Illustrative Layout - p13

4. Summary - p24

Gors Farm D&AS Rev B

Client: Mr. C. Holden

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1. Introduction

This Design and Access Statement (D&AS) accompanies an Outline Planning Application for land at

Gors Farm, Gors Road, Towyn. The team which has prepared the planning application, comprises

the following profession firms. The project team has worked to Mr. C Holden (Guild of Travelling

Showmen) as client:

Planning Consultant / Urban Design: Stone Planning Services

Architect: BR Architecture

Engineering: M-EC Consulting Engineers

Structural Engineers: J M cKernon & Co.

Ecology, Landscape & Trees: CEB Associates

Noise Consultants: Apex Acoustics

Drainage: M-EC Consulting Engineers

The D&AS is prepared to meet the requirements of Conwy County Borough Council and the Welsh

Government’s Technical Advice Note 12: Design (March 2016). The document provides the

following:

Explanation of the Design Principles & Concepts for the scheme.

Demonstration of the site and context appraisal that has been undertaken and how this has

then informed the scheme design.

Explanation of the Access & Circulation arrangements for the scheme

Confirmation of how specific issues – including access issues (amongst others) - have been

addressed through the design proposal.

The Site

The application site extends to 1.87 hectares (4.62 acres) and includes the now redundant Gors Farm

and associated land / buildings. Gors Road forms the eastern boundary to the site and the River

(Afon) Gele forms the northern boundary. The southern boundary extends up to and includes areas

of an area of undulating and unmanaged vegetation, whilst the western boundary is more distinct

being formed by a timber post and rail fence with a large agricultural storage building beyond.

There are two existing junctions serving the site from Gors Road. The northern-most junction serves

the adjacent large-format steel framed storage building and provides access to agricultural land via

an unmade farm-track running alongside the River Gele. The second southern junction provides

access to the main site past a feature stone wall and a pair of gateposts. This entrance feature was

constructed to serve a previous approved scheme. This site access will be remade as part of the

prosed development, in the same location.

There are several existing buildings on site. The largest of these is the two-storey original Gors

farmhouse, which is to be demolished now that the replacement farm is occupied. There are a

number of associated outbuildings, close to the original farmhouse, including a former granary,

which will be retained and reinstated. Other outbuilding also exist on site. There is a partly

constructed internal track, low bridge parapets to a now defunct pond and several concrete slabs

laid to accommodate tourist lodges. (as approved by an earlier extant planning permission).

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The landscape character and quality of the site is modest. Much of the site is now overgrown and

the unmanaged vegetation has little intrinsic value. The tall hedgerow to the site frontage along

Gors Road is the most distinctive landscape feature. There is undulation land covered with grasses

and gors to the western portion of the site and extending beyond the site boundary to the west.

The Proposed Development

The outline planning application comprises the following elements, which combine to create an

attractive and appropriate development:

Erection of a manager’s house.

13 no. park-homes for Travelling Showmen’s families.

An area for the storage of resident-only touring caravans.

A further external storage area.

Erection of covered barn for the maintenance of equipment relating to Travelling

Showmen’s business.

The restoration of the former granary to garden store.

The Access onto Gors Road from the site.

Landscaping of the site, including boundaries, planting, green space and play space.

The following planning application drawings should be read alongside this statement, and as

relevant these drawings are included within the statement for reference.

Site location and red-line boundary (ref BR:Holden:OS01)

Illustrative masterplan (ref: BR:Holden:FS01)

Indicative Park Home (ref: BR:Holden:FS02 )

Planning and Urban Design Policy Context

Planning Policy Wales describes design as… ‘The relationship between all elements of the natural

and built environment.’ The site at Gors Farm illustrates this concept where new development can

enhance both the landscape setting and contribute positively to the built character of Towyn at one

of the town’s gateways. The relationship between buildings - existing and proposed, boundaries -

both built and natural edges, the wider landscape and the local townscape have been carefully

considered in developing design solutions on this important site.

Planning Policy Wales (PPW) confirms the role of ‘design’ in creating inclusive and sustainable

places. These design objectives are directly relevant to design proposals at Gors Farm, where strong

social, environmental and economic principles underpin the scheme. PPW describes that… ‘To

create sustainable development design must go beyond the aesthetic to include social,

environmental and economic aspects of development’. In social terms, development proposals will

provide much-needed facilities and new homes for the travelling showmen community.

The development will underpin future business and economic success for that community and

provide new homes for travelling showmen families. Providing these new homes, in proximity to

local facilities, is very important.

PPW also describes how… ‘Good design is about inclusive design…’ and that…’inclusive design places

people at the heart of the design process, acknowledging diversity and difference’.

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Proposals support the way of life of the travelling showmen community. In many ways, this is a

different way of life to many people, involving travelling far and wide to provide leisure facilities

across Wales and beyond. In other ways, the community requires the everyday facilities for families

based around a family home and local services. The proposed development supports diversity and

inclusion. Good design will ensure development is attractive and appropriate within its setting and

contributes to the character and community of Towyn.

Technical Advice Note 12: Design (March 2016) defines the facets of good design as follows and this

has helped to structure this document:

Access & Movement - Ensuring access for all and sustainable patterns of travel

Character – Creating a sense place and a development which relates well to the townscape

vernacular of Towyn with buildings of quality in design and construction.

Environmental Sustainability – Ensuring landscape character, green infrastructure and

sustainable buildings and places.

Community safety – Promoting safe, attractive and welcoming places which offer good levels

of natural surveillance.

The D&AS also reflects the requirements of the sister document TAN12 which relates specifically to

Design and Access Statements. The design process, moving from site assessment through to

developing options and confirming proposals is important. The design work building up to the

planning application, has reflected this iterative process. Design decisions have been based upon a

strong vision for the development and have balanced key considerations. This document explains

and justifies the proposals and the design approach.

Conwy County Borough Council prioritise good design. Conwy Local Development Plan was

adopted in 2013 and Policy DP/3 Promoting Design Quality and Reducing Crime is of central

importance. The Council has also adopted a thorough Supplementary Planning document on Design

in July 2015 (LDP09), which sets out the expectations of the local planning authority. The

requirements of the SPD have been addressed through the design process and planning application

submission.

The SPD describes the character of this diverse and attractive part of Wales, with its striking

architecture, picturesque landscapes and busy towns. The setting of the Gors Farm site reflects

many of the key features of the Borough. There are low-lying grassland pastures abutting the

coastal townscape of Towyn. The sea-side character of the town, with its abundance of park-homes,

static caravans, amusement arcades and fairground rides is distinctly part of the north wales

character in this geography. There is the sea, shoreline and beaches to the north. To the south-east

and south-west are hills and upland areas which frame and encircling the landscape either side of

the River Clwyd.

The SPD explains that new development should support the character of the borough and its local

contexts and this is what the proposals at Gors farm seek to achieve. They are intended to be in-

tune with the context in terms of built form and landscape character. Guidance highlights the

importance of scale, form, materials and planting all these are carefully considered.

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Site Location

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Site Context

2. Site and Context Analysis

Landscape and Townscape Setting

Towyn is a seaside resort town in the borough of Conwy on the north coast of wales between Rhyl

and Abergele. The town is linked with the adjacent settlement of Kinnmel Bay. The landscape

character of the town is defined by three key features. First the seafront and beaches to the north

which was a key reason for the growth of the town over the last century. Second, the low-lying

agricultural landscape in a patchwork of arable fields and pasture enclosures. These provide the

immediate setting of the town. There are several stands of trees which punctuate this landscape.

The third landscape feature is the broad sweep of hills which rise to the south-west and south-east

to encircle and enclose the landscape.

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The town’s development is overlain on this landscape setting. The mainline railway line serving the

Holyhead and London separates the town from the seafront. The historic core of the town is evident

in places with traditional cottages constructed ion local stone. St. Mary’s Church is the town’s most

notable building designed by renowned Gothic Revival architect George Edmund Street. The historic

heart of the town, focused on Towyn Road / Gors Road / Sandbank Road, is now subsumed in a very

much larger settlement defined by a very extensive area of static-caravan parks, park homes and

touring caravan pitches. These areas are much greater in extent than conventional hosing in the

town. Beyond the settlement envelope of the town a series of stone-built farmsteads punctuate the

landscape.

The site is located close to the existing settlement edge. Its development marks the transition from

town to country. The green character of the development, with park-homes in a planted setting,

and with agricultural character maintenance buildings grouped together will be unsurprising in the

landscape. The analysis of the character of the site and the town moreover has influenced the

design and character of the scheme strongly. The character of the site has been described earlier in

this D&AS in terms of its edges, its boundaries and general condition. Further constraints and

information is also provided later in this section. In summary, the key aspects of the site are as

follows and as illustrated in the associated photography.

A native hedgerow alongside Gors Road of modest quality and overgrown.

A generally flat and green site, which transitions to more undulating ground to the south and

beyond the site.

Unmade track, defunct feature pond and faux bridge walls and parapet beside the track.

Recently constructed feature stone wall which will be rebuilt through development.

Slabs associated with the previously approved holiday chalet scheme

The old stone-built granary building which is in a poor state of repair, but which is to be

retained

The original Gors Farmhouse which is to be demolished now the replacement building has

been constructed.

(180-degree panorama of the site from Gors Road looking westwards)

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Typical static caravans behind clipped hedgerow Amusement arcade in the centre of Towyn

View to seafront fun-fair along Gors Rd. Park Homes with their gable orientated to street.

Existing hedgerow edging site to Gors Rd. Site to the south of existing dwellings on Gors Rd.

River (Afon) Gele to the norther edge of site. Farmstead beside pastures and copse to south

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The existing stone walls at the southern access Stone wall / hedgerow looking south at Gors Rd.

Farmhouse from southern junction Stone wall / hedgerow looking north at Gors Rd.

The stone granary in a state of dilapidation Undulating ground in / beyond the site to south

Over-grown slab of approved timber lodge Tall timber fencing to northern access / site edge

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Local Facilities and Services

Towyn is served by primary schools, places of worship, community centres, leisure and employment

opportunities. Towyn and Kinmel Bay has a large convenience store in Asda and closer to the site

(approximately 1km to the north) is a parade of local shops including a (Londis) convenience store,

pharmacy, newsagent, delicatessen, hot food take-aways and a public house. Facilities further afield

can be accessed via public transport with service 46 providing a local Towyn Town link service to the

north at Gors Road and service 14 linking from the town to Llandudno and Rhyl. The tourist facilities

provide additional seasonal attractions including the arcades, amusements, fairground and a

racecourse.

Site Constraints

Detailed assessment of the site has been undertaken to understand and respond positively to

development constraints.

Coastal flooding: Like much of Towyn, the site is affected by coastal flooding from storm

surges and high tides. Natural Resources Wales Flood risk mapping highlights that the town

benefits from coastal flood defences. Nevertheless, to mitigate the risk of coastal flooding, a

flood defence wall will need to be constructed around the site to offer protection to the

development. A Flood Consequences Report has been prepared as part of the planning and

design process. This provides more detailed information in respect of the design of this wall.

The wall will be required to provide flood defences to a specific datum and this is in the

order of 1.8m around the perimeter of the site. Along Gors Road this wall shall be to the

site-ward side of the existing mature hedgerow where possible.

The River (Afon) Clwyd: Natural Resources Wales Flood risk mapping highlights that the site

benefits from flood defences protecting against flooding from the River Clwyd. The River

(Afon) Gele: Natural Resources Wales Flood risk mapping highlight that there is not risk of

flooding from the River Gele.

Foul and surface water: A foul water strategy and a surface water drainage strategy have

been prepared for this development and the scheme and drainage solution have evolved in

an iterative manner. Proposals include separate foul and surface water drainage systems,

along with a separate Petrol separator system for the maintenance / storage areas. A mains

sewer connection was proposed with the previous more intensive development of the site.

This option is now not considered necessary or sustainable with the less intensive

development of the site. Instead a sewage treatment plant with discharge to Bodoryn

Marsh is proposed. Surface water will be retained and attenuated on site involving a

treatment train and will outfall into Bodoryn Marsh also. These systems will be gravity-fed.

Other options for the treatment of all surface water were considered and dismissed on the

grounds of sustainability as this would have required a pumping station. Some surface water

will outfall into the River Gele for the maintenance and storage areas involving petrol

separation. The design of the scheme has reflected the above drainage considerations.

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Landscape trees and vegetation: A landscape strategy has been prepared to support the

application and the landscape character of the site. The findings of this work have informed

the design of the development.

Ecology and Bio-diversity: A bio-diversity Statement has been prepared for this site /

development. Landscape proposals will conserve and enhance biodiversity on site.

Below Ground Services: There are no below ground services affecting the site which the

design / layout needs to make special provision to accommodate. There are existing services

within the Gors Road Corridor. There will be new services laid to the site / plots as the

development is constructed.

Noise: A noise assessment has been undertaken by Apex Acoustics and this has concluded

that no special noise mitigation measures are required in terms of the residential

component of the site, where dwellings were 10m approximately set back from Gors Road.

The principal noise source affecting the site is from traffic travelling along Gors Road. In

terms of the impact of development of the site itself on nearby residential development, the

proposed maintenance activities are a principal consideration and the noise assessment

demonstrates a low risk of adverse noise effects during the potentially noisiest activities,

provided they are undertaken within the enclosed dry storage barn.

Access locations. The existing junctions on site provide the locations for the future site

access / egress. The northernmost junction provides access to ‘other’ land (see next) and it

is envisaged that this will not provide direct access into the main residential part of the

proposed development. The southerly junction will need to be reconfigured to provide the

main access into the site / development. The existing junction and stone walls / gateposts

will need to be dismantled, reconfigured and rebuilt. The new southerly access will be in the

same location of the existing junction.

Rights of access to third party land through the development. There is a right of access

through the site to adjacent land and barn. This runs to the north of the site. Access is

required from the northerly junction along the existing lane / track, which runs alongside the

River Gele. The development will need to ensure this right of access is maintained at all

times.

Residential amenity: The site is located adjacent to the edge of Towyn. The nearest

residential properties will not be affected in terms of amenity of privacy as a result of the

proposals. There will be no overlooking, over-shading or other negative impact from

development. Residential amenity is not considered to be a consideration in the layout of

this site.

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Key Opportunities

The old Granary is an important local building the conservation and reinstatement of which will

provide a visible link with the history of the site. The present condition of this stone building is poor

and the roof has been removed (or collapsed) in the past so re-instatement will require significant

work and investment. A structural survey has been undertaken of this building to ascertain its

potential for renovation. This concludes the building is structurally sound. Securing a new use for

this building within the development is important, particularly as the old Gors Farmhouse and other

outbuildings are to be demolished.

The River Gele is an important natural landscape feature running adjacent to the site. At present a

tall timber fence of approximately 1.8m high forms a solid boundary to the river and the access lane.

This fence provides security to the site in its present redundant use. With redevelopment, there is

the opportunity to form a more appropriate boundary to the river and access lane. This boundary

would allow views of the river and a more pleasant visual aspect of the site / scheme. Pedestrian

access to the development would be beneficial in this location.

The general appearance of the existing site is unattractive and this creates a poor first impression of

Towyn when arriving from the west along Gors Road. The unmanaged vegetation, which is

overgrown. The redundant buildings are in a state of dilapidation. New development provides the

opportunity to enhance the site and create a more fitting and attractive gateway into Towyn. The

previously approved development established that development of this site was appropriate and

these new proposals can bring about much needed improvement in the condition and character of

this visible site.

3. Design Proposals & Illustrative Layout

The Design Concept

The Design Concept is compelling. To provide a new home and development for hard-working

travelling showmen and their families. The proposal includes domestic-scaled Park Homes and a

traditional built gatehouse. These will provide a range of sustainable family homes. There will also

be children’s play.

The mixed-use nature of the development is integral to the place. This includes purpose built

buildings for the maintenance of travelling showmen’s equipment and the storage and associated

touring caravans. Equipment layout and maintenance space is an essential requirement of the

development concept as part of the ‘home-base’ for the travelling showmen community. The ability

to maintain fairground rides, stalls etc. within a development which is also safe and attractive as a

place to live and for children is important.

In the past travelling showmen sites were based on individual yards grouped together. Each yard

would include a dwelling, storage area and maintenance space, all side by side. The more modern

approach, employed at Gors Farm, is to move away from these grouped units of yards and to create

a place where uses are grouped together. This supports a much more efficient and tidy layout.

Grouping and separating dwellings, storage areas and maintenance spaces provides better

functionality and improved residential amenity.

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The quality of the scheme, its buildings, structures and landscape will be tidy and of a high standard.

Maintenance of the development will also be of a similarly high standard. The landscape quality will

be very important including existing and new planting. There will be large areas of retained and

improved green space.

The frontage and setting of Gors Road will be remain as an attractive green corridor after

development. Once the new access (and associated visibility splay) has been set-out and the new

1.8m stone boundary wall is constructed, new native planting (gors) will be established to create to

soften this edge and create the green corridor.

Development in this location will be modest in scale and will not create a continuous frontage. This

is an important concept which will retain a green character along this road on the approach into

Towyn.

The distinction between this development for travelling showmen is different to travellers and

gypsies’ sites is very important. The two communities are very different. This site will be the

domestic home and base for a community whose working residents travel widely across the UK to

work. This site will remain in active use by a stable and rooted community who will contribute to

local civic and economic life. In terms of accommodation, the Park Homes specifically are

characteristic of much of Towyn. These will provide good quality homes. These are not touring

caravan pitches and that must be made clear. These will be complete homes. There will not be

amenity blocks as is the case with gypsy and traveller pitches. The development will also be funded

and built by the travelling showmen community and will not rely on government or local authority

funding.

Design Principles

The following design principles underpin the development:

Create an attractive green corridor to Gors Road, including new native planting (gors) along

the site frontage. This will be to the front of the proposed boundary wall. Planting will

respect limitations of visibility splays. The existing hedgerow to the site frontage at Gors

Road will need to be cut-back to facilitate the southerly site access and where this is

required replacement low-level hedge planting will be undertaken to ensure an effective

landscape setting.

Retention of the open green aspect to the south of the site, as viewed from the site and

from the south towards the site. As part of the development there shall be a soft feathered

landscape edge which provides a gentle gradation from the developed site to the wider

landscape beyond. Planting alongside the existing scrubland and the undulating land

beyond site as part of the development will assist with this aspiration.

The location of domestic-scaled Park Homes at single storey towards the frontage of the site

closer to Gors Road is important in creating a character of development which will resonate

with and be comfortable with the character of Towyn. Park homes shall not create a wall of

development along Gors Road and will orientate the narrow gable end to the road.

Locating the maintenance and storage areas within the interior and northern parts of the

site, closer to existing large scale agricultural-style storage buildings will assist the character

and scale of the site. The proposed dry storage barn which provides a series of internal

maintenance spaces is well located close to the adjacent property.

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The manager’s house is to act as a ‘gatelodge’ into the development as a whole and as a

transition point between the residential areas of the site and the operational areas of the

site dedicated to maintenance and storage. Whilst the design of this building is not fixed

with this outline application, the need for a high quality, traditional building is made clear as

a key site development principle. This house will be well-related to the character of existing

vernacular or period farm houses within this local area and wider landscape of Towyn and

Conwy.

The character of development will be appropriate to its landscape setting and to the in scale

and visual appearance of the town of Towyn. Proposed buildings will be unsurprising in the

context of the town and the development will have a familiar look and feel to the wider

settlement.

The domestic nature of this development with family homes and children’s play is an

important principle ensuring an attractive environment for family life.

The integrated nature of the site preserving and sustaining the special and valuable way of

life of Travelling Showmen and the families is also an important design principle ensuring

that the design and layout of the site meets their needs fully as a home base.

Uses and Layout Considerations

The uses proposed with the application and making up the scheme have been outlined in terms of

quantum earlier in this document. The illustrative layout defines where these key uses will be

located on the site spatially. The main principle which has guided the layout is for the residential

part of the development to be located closer to Gors Road and the storage and maintenance uses

towards the interior / rear of the site. The larger format buildings would be more appropriate in this

location close to existing large format agricultural type buildings and away from Gors Road. The

existing steel frame and clad building adjacent to the site sets the context in this location. The finer-

grain buildings of the Park Homes are more in keeping with the scale of the wider area and the

character of Towyn towards the Gors Road frontage. The manager’s house will act as a gateway

building to the site.

Access, Movement & Circulation

The organisation of the site based around a simple access and movement structure which promotes

good levels of circulation along well-defined and overlooked streets and spaces. The main access to

the site is from the southerly junction of Gors Road. This provide vehicular and pedestrian access to

the development. A further pedestrian access to the residential site is located to the north of the

site close to the northern junction with Gors Road. This additional pedestrian junction will ensure

residents can access Gors Road and head towards the town centre and nearby facilities in a direct

fashion avoiding the necessity to use the main southerly access. Park Homes are located off a

central access lane which links through the site in a north-south direction. Access to the working

part of the site and the storage areas is from the southern access. Travelling showmen’s equipment

can be manoeuvred onto site without affecting the residential amenity of the main site. The link

form the residential site to the working part of the site is important however in permitting direct

access to the storage area for touring caravans.

Development Character

The key design principle has been to create development that looks like it belongs within Towyn.

The ambition for character is that the development will be appropriate and unsurprising in its

context. To achieve this, several deliberate design decisions have been made. The location of the

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park homes on site, to create a setting to Gors Road, is a common settlement pattern in Towyn.

Proposed park homes will present their gables to the road, where possible. The retention of existing

planting on site and along Gors Road (subject to visibility splays) and the provision of new planting

across the site to the interior and around the periphery of the site. Retaining a green character in

this location is important and the reduced scale and quantum of this development compared with

the original approved scheme is helpful in this regard.

In terms of existing buildings on site today, the retention and refurbishment of the former Granary

building which will provide a visible link to the history of the site. This is an attractive building in the

simple local tradition of agricultural buildings. There is a further opportunity to create sense of place

with through the erection of the manager’s house. This has been located to form a gateway and

vista to the development. The detailed design of this building will need to create an attractive

frontage inspired by traditional farmhouses of the area, utilising traditional materials and details. A

further opportunity to reinforce a sense of place is presented by the necessity to construct a flood

defence wall to the perimeter of the site. This wall will be of stone construction (or stone clad /

faced) and will be planted against (to soften the overall effect) where the wall is to be visible from

the public highway / vantage points.

Landscape Proposals

Landscape proposals help to consolidate the site and root development into the wider setting. A

landscape strategy is provided with this application which confirms the basic approach to planting.

Firstly, as much of the existing planting will be retained as possible. Second new planting will be

introduced to do several important jobs. Around the perimeter and periphery of the site native and

naturalistic planting will soften the edges of the scheme and relate the development to its landscape

surroundings. Within the scheme more formal and ornamental planting will help create the place.

Sustainability

The development offers a sustainable economic use for the site. It also provides good social

sustainability in terms of the specific community benefits for the Travelling Showmen community

and new family accommodation. The ability for the community to create their own place to support

their business and family needs is important in both planning and placemaking terms. The layout

includes several important sustainable features. In terms of drainage, the surface water drainage

system is based on a sustainable drainage approach (SUDS), where rainwater is attenuated on site in

swales and a detention basin which form a treatment-train before being discharged in the adjacent

Brodoryn Marsh. The fouls treatment system proposed for the site deals with foul water in a

sustainable fashion without placing any additional burden on the existing local sewer system. The

on-site treatment works is described in more detail in the associated report.

Community Safety

The layout ensures good levels of overlooking and natural surveillance throughout the scheme. This

is an integral part of any successful residential development (see next section also). All principal

routes and open spaces through and within the residential area are overlooked to support

community safety. There is a pedestrian route to the north of the development connecting with

Gors Road and this will allow for a direct-line of sight through the development. The hard-standing

areas for storage and the maintenance areas will be secured by landscaping and secure fencing. This

part of the site will be secured when not in use and well-overlooked from the residential parts of the

scheme.

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Design Concept Underpinning the indicative Layout of the development

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Indicative Layout

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The Design of New Proposals and the Approved Planning Permission

The extant planning permission is important in that it approved the principle of development on site.

The character of the proposed development is considered much more appropriate and in-keeping

with the character of Towyn than the previously approved log-cabin scheme. Towyn is known for

Park Homes and static Caravans and it is not known for Log Cabins. The analysis of the character of

the town provides the foundations for concluding Park Homes are a familiar part of the settlement

and an appropriate development for this site.

The number of individual dwellings is noteworthy also. The approved scheme includes 20 log cabins.

These are dispersed widely across the site. The new proposal sees just 13 park homes developed

and these are in a more compact manner to reduce visual impact. The orientation of the Park

Homes is also rectilinear to reflect the character of the town where gable ends of static caravans

typically address the street.

In terms of scale, the approved log cabins, based on marketing information for the original scheme,

was based on one and a half storey development. Most of the proposed buildings are single storey,

which is much more appropriate for this location. The scale of other uses, motel and restaurant

would have been substantial and it is not clear how the design of these commercial buildings would

have been developed. Two things are clear however, their scale was significant in terms of plan and

elevation and they would have had a contrasting appearance to both residential and agricultural

buildings nearby. The maintenance and storage buildings are smaller in scale – both plan and

elevation and will relate well to the agricultural buildings nearby.

Typical Park Home – Plinth to be brick construction. Level access to front door to be confirmed

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Layout of previously approved scheme including landscape design considerations

Marketing image of the approved

scheme showing the one-and-a-half

storey log cabins. These are taller than

the new development proposed and

the log cabins would be out of

character with the wider context.

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Residential Layout Design Considerations and Parameters

The residential parts of the site include the 13 park homes plus the manager’s accommodation. The

design of the residential development will reflect principles of good design. Notwithstanding that

the majority of the dwellings will be park homes, where the architecture will be of a system built

nature, the layout of the scheme will need to create an attractive and well-mannered scheme. The

layout therefore accommodates the design requirements of any other residential development.

The following considerations have directed the illustrative layout and should guide subsequent

reserved matters applications:

Interface distances and spacing of dwellings – Adequate privacy and interface distances are

accommodated for all dwellings on site, to preserve residential amenity for families.

Residential Density – Local policies target 30 dwellings per hectare of schemes of this scale.

The design requirements for park homes.

Overlooking and natural surveillance – Front doors and windows will be well related to

public areas to provide eyes on the street and natural surveillance.

Integration of car parking and touring caravans – Parking will be to the side of park homes

away from the main internal street. Two parking spaces are provided per dwelling. Touring

caravans are not stored with the dwelling as this would create an untidy street scene. The

touring caravans needed for overnight accommodation away from home are stored in the

dedicated and secured compound.

Safe Residential Streets – The internal street within the scheme will be designed and

constructed to encourage slow vehicle speeds. The design speed of roads will be 10mph

throughout maximum.

Legibility - Much of Towyn is given over to static caravan parks and park homes. The scale of

many of these areas is vast and the repetitive nature of the developments can be

disorientating. The small scale of this development will ensure legibility is maintained.

Pedestrian Permeability - A pedestrian link to Gors Road is provided from the northern part

of the site to create a more direct link into the existing built-up area. This will be an

alternative access to the principal southerly access junction.

Gateway - The location of the manager’s house is important and this directly overlooks the

entrance to the development. This gateway building will be visible set-back from Gors Road.

It will be a high-quality building which provides an attractive elevation to signal a sense of

arrival in the development. Whilst the design of this building is not confirmed at this stage

the need for a good quality building with a sense of character is underlined as a key

principle. The private gardens for this house will be to the rear. Parking and garaging such

that there may be should not interfere with the vista to the building from the entrance /

junction.

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Street-scene - The scheme design creates a series of regularly spaces plots for the park

homes. These are of similar proportions and orientation. Orientated is typically east-west.

This provides several benefits for the scheme and home. For the scheme the narrow face of

homes address the internal street. These create interest and varied street edge and avoid

individual wide elevations dominating the street-scene. There will be limited visibility of the

park homes from Gors Road with the retained hedgerow and walls, but any views which may

be possible will similarly be of the ‘ends’ of the homes, not the wide façade. For the home

this orientation ensures morning and evening sun for the narrow elevations of the home and

the broader side elevation receiving sunlight throughout the day. The selection of the

specific park home and its internal configuration and fenestration should be tailored to the

individual plot. This selection goes beyond the scope of this outline planning application.

Garden space - Private gardens are provided for all homes and the illustrative layout

suggests spaces of typically rectilinear proportions of 8mx9m. In practice these may be set-

out larger. Where possible gardens are to the south side / face of the home to maximise the

sunny orientation. Given the scale of both homes and gardens care will be taken to avoid

over-shading these garden areas. At this stage garden boundaries are not confirmed but

these will be robust and visually attractive. Space for storage of garden equipment etc. will

be provided.

Scheme coherence – All residential developments should present a coherent sense of place.

These bring a sense of unity to the street-scene. The park homes present an important

opportunity to create a distinctive and coherent scheme. Design parameters for park homes

will help guide the choice of individual homes, the appearance of which may vary across the

development. Parameters are provided as follows for; typical footprint configuration, typical

dimensions, typical height and typical roof profile / construction. Providing these ‘broad’

parameters will to ensure a degree of coherence is achieved.

1. Typical footprint configuration: These will be rectilinear (as suggested in the

indicative layout).

2. Typical dimensions: 12-15m x 6-8m (this may be subject to variation at Reserved

Matters stage)

3. Typical height: single storey plus roof construction up to 6m from finished floor

level.

4. Typical roof profile: Pitched roof profile typically and symmetrical.

Interest & variety - It is envisaged that individual park homes will vary in design and

appearance. This will add variety and interest within the controls described above. Colours

for park homes are not prescribed above but vivid colours are to be avoided. Brick plinths

will be typically brick built / faced with either red or blue engineering brick to suite the

specific park home.

Play space well Integrated - Landscape proposals include the provision of a Local Play Area

within the heart of the scheme. This play space will be safe and will be well-overlooked

from nearby dwellings. It will be separated from the maintenance and storage areas of the

site by fencing / gates to ensure children do not wander from the play area into operational

areas of the site. The details of the equipment in the play space will be confirmed in due

course.

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Domestic Refuse and recycling storage / collection – The development will be served by the

refuse and recycling team at Conwy Council and reflecting this the scheme will be designed

in terms of details at Reserved Matters Stage to ensure adequate and appropriate areas for

external storage of bins (on plot) and recycling receptacles in line with Council requirements.

It is envisaged that bins / receptacles will be presented to the road-side at Gors Road for

collection.

The Non-Residential Components of the development

The ‘working’ areas of the site are equally important to the Travelling Showmen’s way of life.

The Granary – Garden Store: This building is to be retained and refurbished. A separate

structural report has been prepared as a starting-point for this work. The renovation work

will be undertaken in a sensitive fashion, following traditional methods and using traditional

locally relevant materials.

The Dry Storage / Maintenance Barn - This building will be divided into different areas for

maintanance. The location adjacent to a similarly scaled existing modern agricultural

building is sensible. The design of this barn is not determined at this time and will be

confirmed in due course. It is envisaged that this will be a modern functional design within a

typically agricultural style. Materials for walling and roofing will need to be recessive in

nature to avoid the building standing out. The broad footprint of the building is indicated in

the illustrative plan. In terms of scale and height the building will be single storey with a

clear working area of 5 metres. Taking into consideration the roof design it is envisaged that

this building will be of similar height to the adjacent building and in the region of 8-9 metres

to ridge. This will be confirmed at the reserved matters stage.

External Storage / Layout Areas - These areas are important to be able to store equipment

in a tidy fashion but to also unpack and lay-out equipment for checking and assessment as

part of the safety regime for rides and attractions as well as for cleansing.

Touring Caravan Storage - Touring caravans will be stored in this area which will be secured

by tall fencing and a lockable gate. The detail of this boundary treatment will be confirmed

by Reserved Matters Applications. The location of this area is away from ready public view

behind the residential area and the managers house.

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4. Summary

The Welsh Government and Conwy County Borough Council are committed to high standards of

Design. This document explains how the proposed development constitutes good design and the

concepts and principles behind the scheme. Careful consideration has been given to the design of

the development in the context of both landscape and townscape setting. The special character of

the site and of Towyn has informed the design process and final solution.

The development itself will provide much needed family accommodation and operational facilities

for the Travelling Showmen Community allowing them to carry on sustainable businesses and their

hard-working way of life. The development will allow families to contribute to and benefit from the

local community and community infrastructure.

The social, economic and environmental sustainability of the development is important and

proposals include sustainable solutions for environmental aspects of the scheme such as drainage

and native planting. The landscape character and quality of the scheme will be enhanced and the

site significantly enhanced from its present condition.

The development once completed will be unsurprising in its context and entirely appropriate for

Towyn. The character of this new development will be much more locally familiar and distinctive

when compared with the previously approved development for the site. The reduced scale and

reduced quantum of these new proposals compared with the extant planning permission is also

more appropriate for the site.

The planning application provides a sustainable development, which is of quality design and which is

appropriate for the location and an improvement on early designs for the site. It will provide a

special place for the Travelling Showmen community which they can call home. On this basis and in

conclusion it is recommended that this proposal be granted outline planning permission. Thereafter

further detailed design work will be required to confirm all aspects of the development through

Reserved Matters Applications.

Outline Planning Application for land at Gors Farm, …...3 Land at Gors Farm, Gors Road Towyn...

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Transcript of Outline Planning Application for land at Gors Farm, …...3 Land at Gors Farm, Gors Road Towyn...